"Mind Your Merideth: Legal Tips with Merideth Nagel"

We’re back with Season 2 of Deeds of Trust, and we’re kicking things off with an episode packed with expert legal insights! Join us as we sit down with Merideth Nagel, Esq., a powerhouse in real estate law, to break down the key legal issues every industry professional should know.

In this episode, Merideth shares her top legal tips and common pitfalls to avoid. This episode is a must-listen!

Transcript

S2 EP1

[00:00:00] Hey, I'm Steve. And I'm Elijah. Welcome to Deeds of Trust. The podcast that shines a spotlight on the remarkable acts of kindness and integrity that our members do that build trust within our communities, among our clients, and within our own association. So get ready as we explore the stories behind the deeds that inspire trust and foster a sense of connection.  

I am so excited. I am too. For those of you that are listening, we have the multi talented, ever present, beautiful Meredith Nagel. She is beautiful from the inside. No, no, definitely outside and inside. I'm newly divorced, so I kind of need to hear that. Thank you. Oh goodness. That's another podcast that we'll talk about later.

Meredith, thank you so much. Thank you for having me. Yeah, absolutely. You're such a friend to this association. You're a [00:01:00] friend, well, depending on what side of the courtroom, I suppose. But talk to us about your journey. What, what led you to this type of law? So my mother was a realtor. Her name is Mickey Blackburn.

Some people might have heard of her. She, uh, didn't start out though, as the famous Mickey Blackburn. When I was a girl, she was actually a, um, special needs teacher. And, uh, assets were very tight. And she worked in Orlando, and I needed childcare, and the closest childcare was my uncle, who was an attorney.

My school bus dropped off right outside of his office, and so I would walk to his office and, you know, empty trash, do things like that. Basically, he'd just keep an eye on me until Mom could pick me up. And I saw the difference that he could make in the day to day lives of the people that came in. I had no idea what was involved with being a lawyer.

I just saw people come in with problems and go out with a smile on their face. Most of the time. Um, and I thought that's what I want to do. And I was young, maybe 10, 10 to [00:02:00] 12, and I was pretty set that I wanted to be an attorney. And then it's only natural that I am what we call a dirt lawyer. That's a real estate lawyer.

My stepfather was a land surveyor. And so we used to go out surveying on the weekends for extra money. And then my mother, after putting in 18 years in, uh, special education, then, uh, started practicing real estate full time. So I have that connection as well. So, uh, I, I think it was, it was in the stars, in the stars and in the blood.

That's amazing. It is amazing. So dirt law, what, what all does that in? Yeah, so I call myself a death and dirt lawyer. That doesn't sound very great, but hear what that's about. The dirt lawyer part is the real estate attorney. I love real estate. I like to walk real estate. I like to hold it, see it, fuss over it.

Mostly, I like to help people convey it and enjoy it. That's my favorite thing to do. Whether it's developing a commercial project, whether it's developing a large [00:03:00] residential scale project, or even just helping a home buyer. Um, you know, get their first home or sell their first home. If dirt's involved, I'm in.

The death part is I do a tremendous amount of estate planning and probate law, as well as some guardianship that's connected there. So, I'm a death and dirt lawyer. Okay. So, um, over your entire career, is there like a defining moment that reinforced your passion for law? Like, what was that moment? Oh, absolutely.

Thank you for asking that question. It's an excellent one. You know, I knew I wanted to be a lawyer, and for those reasons I gave. I wanted to make a difference. And I entered law school wanting to make a difference. And very quickly, you learn how difficult it is to actually make a difference in the practice of law.

So when I first got out, I went to these real, I went to a really fancy law firm that had really fancy clients. We had fancy corporate jets and I was in Chicago with the windows overlooking, you know, McDonald's was a client. I mean, like I thought I was all that and a slice of bread, right? But I had an opportunity to come back to this [00:04:00] community and serve the people that actually live here, right?

So when you're working for big corporations, it's sometimes hard to find a real connection that you're making a difference in the world, rather than just rearranging the assets of the wealthy. And I remember after I opened my practice here 20 years ago, my first Um, case that I had that I was like, yes, this is what I've been looking for.

It was actually a fence line dispute. And I know that sounds really boring, but it was a great case. There was a shotgun involved. It was out at Bay Lake. Great. And, and I was able to see like, on the moment change that I made in those people's lives in a way that I did not see when I was serving my corporate clients.

And that was the moment that I was like, yes. This is what I've been looking for and for those folks, that, that, that fence line dispute was the biggest deal that they had happening in their life in that time and I was able to step in and help and that was when I was like, okay, yes, this is it and since then, you know, the way our firm is run, whether you're looking at the closing side or the law side, [00:05:00] we remind ourselves that whatever's happening in our clients lives is usually the biggest thing going on and sometimes it might be the biggest thing going on in their, ever, right?

So some people selling their house that's the first time or buying the house the first time. So we like to remind ourselves that we have a unique opportunity to step into our clients lives and make a difference for them. Guide them in a way that it's not about the money, it's actually about the connection and the service.

So nobody made it on the news in Bay Lake? No, but I do have another, I wish I could tell you about one that I have that's been on the news. That is a death and dirt case. Emphasis on death. Oh. Oh! How do we hear that story? I'll have to tell you all. Okay, we can do that. Make friends with her. You'll have to schedule a consultation with Meredith Nagel, Nagel Law Firm.

Okay, so we're talking about issues. What are common kind of issues you see in the real estate practice that our members reach out to you? Oh, so I decided very early that I wanted to make myself available to [00:06:00] all realtors for any questions they might have whether I have involved in the real estate transaction.

 Even if I don't know them, every time I speak, I give out my cell phone number. Um, many realtors know and call, and I'm able to, you know, kind of, um, head off problems before they become problems. And I, I think, you know, trying to choose one, common question is, is hard. I would say there's a lot of questions about the passage of real estate when somebody's passed away.

That's a very murky thing in people's minds. So I get a lot of calls about that. A lot of inquiries about that. And, um, you know, there was a time my phone was ringing off the hook regarding the lawsuit settlement and how we were going to run the new agreements and all of that. And that seems to have settled down to a dull roar, which is great.

I want to say we have 17 new forms in the far bar contract. Is that right? That sounds about right. I mean, it's, it's insane. It is. It is. And you know, one of the things that's so great about the association is that they [00:07:00] provide the training that a lot of brokers are no longer able to provide the way the business models work.

And these folks are oftentimes needing guidance on just basic things. And you guys have so much training and provide so many opportunities to help realtors succeed. I mean, I think that's the best thing to me about the association is that you're really. Equipping these folks to not only make a good living, but have a good life too.

That's important. And I'm a big fan of Florida Realtors. They didn't pay me to say this, but in addition to what you offer to our membership, you know, Florida Realtors, your membership, you pay for the legal hotline. Call it, use it. Absolutely. That's a great member service. Amongst many others. Well, yep, like form simplicity.

Form simplicity is great. Takes us into contracts. So, what are some of the common contract issues that easily are prevented with proper education? Right, so a couple things come to mind [00:08:00] immediately there. Um, I find that agents are frequently pressured into writing addenda to address things that are happening in the real estate transaction because the parties don't want to involve a lawyer because they think that's going to be money.

And, um, it's it's on a complicated issue. It is very hard to write an agenda that won't that doesn't need a lawyer input if it's a complicated Um, and so I, I, I try to, I don't try to, I do make myself available to help with the drafting of those addenda for, for realtors. Um, I would say that's the big one.

I, I recently saw a lawyer, I mean, excuse me, a realtor get whacked for 50 grand, um, just because she tried to help the parties out drafting addenda and it, you know, she was a great realtor, but not a. lawyer and there was a problem there. So I see that a lot. I, I can see where that would be an issue because you, you have the unauthorized practice of law.

That's a huge no, [00:09:00] no. It's a huge no, no. But they're so pressured, Steve, that, you know, their, their, their customers want to push them into drafting these things and it's hard for them to say, yeah, no, you know, we need to, to engage a lawyer. So sometimes that's why they call me to help there. So I would say that's a big problem is addenda that don't say Okay.

What the realtors think they say, right? Are you seeing any consistent themes? Uh, post occupancy. The way that post and pre occupancy agreements are supposed to work now is there's actually an addenda that is for those things and that addenda says we have these loose agreement terms and we are agreeing in this addendum that we will enter into another, the actual pre or post occupancy agreement.

And I see people mess up by trying to actually draft a pre occupancy agreement in that addenda again with that client pressure. Um, so I think that the occupancy agreements put a lot of pressure on the realtors to, to, you know, try to draft the addendum when [00:10:00] they really don't, you know, don't have the skill set and it shouldn't be that, you know, they're getting in trouble, but it's hard to say no.

And sadly, this, the case that I referenced a minute ago, the realtor was just trying to be helpful, you know, and, it's always because the realtor is trying to be helpful. So often I see them get in trouble when they're just trying to be helpful, it breaks my heart. The other thing I think is we need to remember we cannot practice law by text message.

It's always best if you have an agreement with your, uh, you know, your fellow realtors or amongst the people in the transaction, please, please, please have an email that reflects that even if it's just your old fashioned confirming our conversation, blah, blah, blah. When you get into litigation. Using emails for a lot of technical reasons about how we can retrieve those and get those and use them as needed Is an entirely different kind of a litigation issue.

So it's much much better to use the email. I know it's hard I mean, it's hard for me not to practice law by text message, but you really can't so yes You're communicating with your fellow to roll [00:11:00] to write text. Great. Please go back and just send a shoot quick email as we discussed So that's a common misconception, uh, dealing with real estate transaction.

So in your experience, what are other misconceptions just dealing with the basic real estate transaction? So another misconception is that you don't have a deal if you haven't gotten a deposit. I don't know who's running around and saying that. You do have a deal even without a deposit. The deposit is the first contingency.

And if the buyer does not make that deposit they have breached the contract and now that deposit is actually due to the seller. So there is some idea that there is no contract without a deposit. There is a contract without a deposit because that contract has a promise in it to make the deposit. So when you don't make the deposit, you've broken that agreement.

It doesn't frequently happen in the residential sector that they go after these failure to make deposits. But sometimes they're big numbers, and especially in the commercial context, [00:12:00] we will go after those. And remember, the seller has taken their property off the market. There is a loss to the seller for that promise for the buyer that they didn't follow through on.

So I think that's a big one that I get that question a lot. Do you see a lot of interpleader? So here's how that works. Um, and, and just a two second reminder, if you're using the regular FAR BAR, I'm speaking to the FAR BAR contracts, if there is a dispute as to the escrow, you have 10 days to request a mediation by the other party, with the other party, each party to pay their own fees.

If the mediation is unsuccessful, then you go to court. That's how it works. Freck is not involved, guys, if it is a title company or a lawyer's office handling those monies. There is a misconception that if you have an escrow dispute, you can send it to Freck. That is true if it is the broker handle the money.

It is not true if it is the title company or the lawyer. What we have to do if there is a dispute is throw the money up in the court in something called an interpleader. Now the problem for the parties [00:13:00] with that Is I'm going to get, or whatever title company throws it in the interpleader, there's going to be 2, 500 in attorney's fees right off the bat, plus the filing fee.

That's going to come out of the deposit and go to the attorneys. So whoever loses the dispute is not only now going to have to agree to give over the deposit, but now also to increase that amount so that it covers the fees. So when I explain that to the parties, you wouldn't believe how quickly they agree to Amicably resolved because, you know, there's not going to be anything left to fight over.

That's one of the great things about closing with an attorney on title company is that we have the ability to help out like that and say, hey, you really don't want to do this interpleader thing. It's not anybody's best interest. So we try to, that's what we avoid them practically by helping our realtors resolve the issue.

Calendar days or business days? I need a mnemonic. We need like a nursery rhyme for realtors. I think we can make a lot of money. What about a song? We need a song. We do. We do. You know, I should come. I, [00:14:00] you know what? I bet if I put in like common issues, chat, GBT will write me a song. Ooh, I'm going to do that.

I think we should. And then I'll, and you and I can sing it together. So we can, I'm not joking because we both think we can sing. You proved at the, you, you proved at the banquet, you can sing. And if anybody did not hear you sing, they missed out because that was a beautiful rendition. No, I'm not particularly, it was beautiful.

Beautifully sung and inspiring. Thank you. I'm not that good, but I would like to do a duet. I'm not joking. Let's do it. I'm going to do it. Okay. Yeah. I'm not kidding. That's how smart Chat GPT is. I said a poem to a friend and she's like, wow, you're so talented. I'm like, nah, Chat GPT is talented. Yeah, Chat GPT is uh, scary and wonderful and all the things, but really isn't calendar days or business days?

Calendar days, calendar days, calendar days, calendar days, calendar, calendars, calendars, calendars, calendars, calendars. See, she wrote the song right there. [00:15:00] Is there a question that you see coming up frequently that you'd like me to address, anything that comes to your mind? You know, for us, it's more on governance and advocacy issues versus the day to day.

Right. Uh, Josh in our office handles, The code of ethics complaints the the complaints that we get and we actually I think we only Processed three last year. That's great. We have one that we received yesterday. So I spoke it into existence It's behavior Yeah, and I will tell you I've been I've been practicing law now for 27 years, and I see what everyone else sees, which is just a general, you know, devolvement of how people treat each other, and it's in the, it's in our industry as well, and that to me is one of, one of the many, many important, stopgaps that the association provides for us.

Because if we didn't have our Association Code of Ethics, I don't think people [00:16:00] realize what a free for all it would be out there. The wild, wild west. Literally, our consumers would be, it's just a nightmare for me to imagine because I see what people try to get away with. And it is only the threat of the ethics complaint.

Sadly, that sometimes brings people in line. And when we don't have that, if we don't have that, we're in trouble because our statutes do not provide enough guidance in the end. Really? Honestly, the public will be hurt if if realtors are not participating in the association. So I know the code of ethics is so important and you've seen so much.

I don't know how much you're allowed to divulge. But is there like a case that just kind of sticks out in your mind that it's just Wow, yeah, I there is one actually and this happens sadly more often that you think where I won't give the specifics But suffice it to say the realtor was more interested in their own gain than protecting their clients It was you know, count the cash the check before it's been [00:17:00] written kind of thing by the agent They were desperate and they were doing some things that really were outside the bounds, even touching legality.

And it was, you know, in terms of doing things you could go to jail for and being able to bring it around and have the ethics have, you know, the Realtor Association membership and kind of guide him, uh, avoided a lot of problems for him and for the people in the transaction. It is, it could be the wild wild west.

I don't think people really understand how bad it could be. What I love, and I'm so thankful that the Association sends us to our conventions, but when you see how the sausage is made, how you have these amazing thought leaders from across the United States that are professionals come into a room, because we just had some Code of Ethics updates, um, Article 4.

Correct. On disclosure. Mhm. How they all work through the conversation. That impacts 1. 5 million Realtors. Exactly. It's not done out of haste. It's not done in a [00:18:00] hurry. It's, it's beautiful to see how the process is created. And to, to the extent ever possible, be fair to everyone. Right? I mean, it's never going to be a perfect system.

But, if everybody followed the rules, it's fair to everyone. Sometimes I feel like I'm in a fair.

On the merry go round, it won't stop. I was gonna say, are you in the merry go round? Not that kind of fair. That's fair, that's what I was talking about. That's what you were thinking. That's what I was thinking. What's the best piece of advice coming out of this, this settlement and the new buyer? We came out of the buyer broker agreement and the world didn't stop.

Can you believe it? Can you believe it? The best piece of advice after the settlement agreement? Okay, couple things. Um, there are, now that we have rules regarding these additional forms, we can expect the next round of lawsuits to, um, [00:19:00] target failure to comply. with these disclosure requirements. And so you will have the same types of plaintiff's attorneys looking, looking, looking, looking trying to create a class.

Be very careful about what you say online. Be very careful about what you're recorded saying in videos. If you're asking questions, don't create a footprint. that could alert anyone to anything. So keep your footprint print quiet on these issues. I'm very concerned about that. That's one thing. The second thing is, um, just make sure that you have the agreement.

And if you still have any questions about when you need your buyer broker agreement when dealing with someone and when you don't, if you can't get the hotline to answer, call me. I will walk you through every scenario. We have a flow chart cheat sheet that we've created. through all of them at amazing input of the NAR attorneys, um, that have done so much teaching on this and the FAR attorneys.

Um, and so they can call us if they have any, you know, is this the [00:20:00] time I've sent him a video? Do I need the BBA? I'm going to an open house. Do I need my BBA? So, just call me and um, we'll, we'll help and make sure you're, you're properly papered. Elijah and I said in a really good legal update, if you don't attend the Florida Realtors Midwinter or the conferences, you really should consider it because the conversations and the training and the thought sharing is amazing.

And so one of the things that council was talking about was what if the appraiser asked for your BBA? What if the, the listing side wants to see? And they were talking about, you know, what that looks like, that the appraiser may ask because they want to see, you know, is there compensation cooked into the, into the deal.

Purchase price. Right. And you know, you have the competing interests of the fact that a agreement between you and your customer is confidential. And you don't have any unilateral right to be divulging that information without the permission of [00:21:00] your, of your customer. That, that is, um, and it's, it's available to your broker, the people who it's relevant to, but if, if you're going to give it, I would sure make sure you get your broker's permission and make sure your broker knows, uh, has contacted either a lawyer or, or the hotline.

I've seen those and I've seen some in, what I would call very intrusive. Requests for information. Um, and there's a lot, some, some of those, those agreements have private information and then they're just not any business of anyone's, but the buyer's agent and the buyer. I tell Elijah, sometimes he asked me questions.

It's not his business either. None. Yeah. That's what mine. Yeah. None. Yeah.

Oh my gosh. This, this relationship, it's, it's priceless. Yeah. Yeah. Of course there wasn't any value to it to begin with. What'd you pay for? Elijah just went and bought his, his first house. How was the experience? You know what? It was, um, it's Interesting, right? So I've been in the [00:22:00] association world going on five years now and, um, you can manage around it, right?

But until you're in it, you just, it's, it's a different experience. It really is. It gives you a whole new, um, you know, understanding of what the realtors are going through. Yep. And the, and the customer, the customer's going through. But I said in the last podcast, I have a brand new appreciation for our realtor members.

I already had it because they employ me, but, um, yeah, just what they go through on a, just a communication and just making sure that, I mean, texting at seven, eight o'clock at night. I mean, we have an eight to five job. They're working around the clock, so all day, evenings, weekends, all of that. Um, speaking of communication, you, you asked, would there be one thing I would want everybody to know?

Please stop communicating with your real estate agent via a regular unsecured platform. Email platform when it comes to money issues. Many title companies, including mine, have a SOC 2 certified. [00:23:00] Uh, and that's something fancy. I just repeat it cause I know it's important. I don't know what it means. A SOC 2 certified.

What I know it means is it's a level of security that it's almost impossible to hack. Please use those email communication systems with your title representatives because there are bad guys hovering. on Gmail and Yahoo every day with huge programs that are just scouring your data, looking for any mention of an address, a title company, a realtor, because they're looking for your info, and then they're smart.

They've gotten very smart, Steve. They start participating in, in the black closet as the person hacking into their email very early in the transaction. So when they can get in your email, they can see what you're sending and they want they can send themselves if they'd like They can reply if they like and then the actual real person doesn't see the reply so they can be holding a whole nother Relationship like so it's not like they in the old days where they would just show [00:24:00] up on the last day when it was time To transfer the money and that was like ding ding ding alarm bells.

They've gotten a little smarter than that Gmail and Yahoo are major targets for the bad guys because there's so many people that use them. So do not communicate numbers and financial private information via an email system unless it is a SOC 2 system. And you would never Be upset with someone picking up the phone and say Meredith, I just received an email.

Did you just send me something? Please, if there is any question about whether it came from your realtor, please call them immediately and say this looks suspicious. Um, they've gotten good. You know, that used to be you could see in the language that they were from another country or whatever. But, uh, you know, they've just spent a lot of money and a lot of time and Was it two years ago Florida realtors talked about a case out of Australia where they'd actually Put together a fake passport and purchase property here in Florida.

You, I mean, everything looked legit. And you know, what's getting [00:25:00] scary about the, the, just making the calls. I was at a symposium where they showed what AI can do. So somebody like us, that's, um, our voices are out there. They can very easily replicate our, our words and sound exactly like us, replicate our voices.

So some people in some of the larger markets, Miami, New York and such, they're actually reaching out to their realtor and developing a safe word. That they don't communicate the safe word via email, the safe word is between them so that if they even have a question about whether it's the person on the phone, they can ask what the safe word is.

That's how bad it's gotten. Bad or good, the technology is amazing if it's used correctly, but Imagine now, Steve, they have the ability that they could call you, and it sounds exactly like me, and it's not. Well, even that AI, because we had talked about how do we send out welcome member messages, all she needs is, what, 10 seconds of my voice, of just saying random things, and taking a left side, right side, front [00:26:00] facing photo.

And she can put it in a program, and I can send a mass email out. It goes through an Excel sheet of, Hey, Valerie, welcome to Rousk. Hey, Meredith, welcome. You know. That's exactly what I'm talking about. It's scary. So really think about, I hate to be, you know, the sky is falling, but you know, it might be time to think about having a safe word with your agent and your transaction.

And if you guys are going to agents, if you're going to do that, do not use the same safe word in every transaction. You need a different one for each transaction. And don't cuss. Your mama might be listening. Right. And you may wanna consider in your own household developing a safe word so that if your son calls you, you really know it is your son and not somebody posing as them.

Isn't that scary that we've gotten there? It, what is it? A pound of prevention is ounce of, uh, ounce of prevention is worth a pound of cure. That's right. That's right. I like it. We're southern . Very, very southern. So while we're talking about protection, sometimes you see realtors with the PA behind their name.

Mm-hmm . [00:27:00] Any advantage to that? Right, so I love the PA, you know I love it because it looks fancy. The PA label, as we use them in business, not as a physician's assistant, simply is two different letters for the same thing of I N C, ink. It just means a ink that is recognized for that profession. So if I am practicing my real estate in Meredith Nagel PA, then you know that I am acting as a corporation or an LLC and that you are operating with me in a business capacity.

That's all that means. It's almost the same thing as if you were saying Meredith Nagel Inc has the, has the listing. That's all the PA means. It's just another way of saying that's the one they've chosen. They could have chosen LLC, you know, others that they've chosen, but that's what that means. Not fancy, but lawyers use it.

If you've ever noticed, you've never seen a law firm ink, right? It's always PA. Cause I think we think that was a little, it's a little fancier. You look fancy. It was just, [00:28:00] it just means the same thing. It just means they're practicing their profession in a corporate entity rather than on their own. So I've noticed your eyes absolutely light up when we talk about law as it should.

What about our community? What do you love about this community? What, what, what are the things that you say? Absolutely I'll be there. I will absolutely, you mean me personally or me as a friend? I will absolutely be there. for any time that I think that I'm needed to participate in any way that I think I can help.

Uh, grow this community, support this community in all of its shapes, sizes, forms. You guys gotta remember, I've been here since 69. That's my whole life. And my family even before that. My father's side is from 1913. So when I was a girl, listen to this Steve, I could make it from the west side of Lake Minnehaha to my school in Dillard Street.

If I left at 8 o'clock in the morning, the west side of Minnehaha, I could be sitting in my desk at 8. 15. [00:29:00] That was in 1986. Now I was a fast driver, but that gives you guys an idea of the amount of change that I have seen in my lifetime. You can't go three blocks in this town without taking 15 minutes.

Not unless you're riding with Elijah. I knew it was coming. So, so I remember when it was just like a few people controlled everything. You know that you worked for those families and to see our community open up to welcome women and minorities and diverse economics and diverse interest is so exciting to me and lights me up because we have an opportunity to build on what was before and make it even greater.

We don't have to be afraid of the future. We don't have to just look back like it was so great then. No, it's great now And if we're invested, it's going to be even greater later. And just the changes that we've seen, I think, are evidence of that. Yeah, we've had some bumps. Do we have disagreements sometimes about how city resources should be spent?

Sure we do. But [00:30:00] I think we've done a great job making South Lake County a wonderful place to live. You know speaking of lighting up we had the pleasure of visiting your office during the Christmas holiday Yeah, you came out with the antlers You know, it was such a pleasure just walking to your office and just you know Seeing your staff and they were just so accommodating where can people reach you aside from walking into the office?

Yes Okay, so they can reach me at three five two 3 9 4 7 4 0 8, uh, on the web@mnagellaw.com. That's for the law firm. Same phone number for concierge title, and the website is concierge title services.com. We'd love to, and then come by and see me, don't, don't, you know, don't put that one away. I'd love to see as many people.

We also do a lot of appointments. Steve, I would say. Three quarters of my appointments now are by Teams or Zoom. So, you know, you don't have to go to the lawyer's office anymore. There's a lot of transactions. We never see the people except on [00:31:00] video, which is, again, pretty cool about how things are changing.

Valerie's telling me we have to wrap up, but I have to tell one story, so I'm taking the privilege. Do it. I giggle when you were at our broker symposium, Legally Rouse. And, you know, we had questions, and the timing got off, and of course me and my OCD like we've got a we've got five more minutes and you looked at me and you said I paid for my time I'm using it I giggled so hard.

I was like, yes, ma'am I hope it sounded a little better than the way you repeat. I love you. Sorry. I love you so much. It was it was It was, it was, it was a, shut up Steve. That was that kind of that. I love it so much. And honestly I had information that I knew they wanted. Yes. That was, that was it. I knew they wanted the info.

So I wanted to give it. That's funny. You're amazing. Elijah, thank you for, for wrapping it up. If you need legal assistance, if you've got questions, call us and they can reach us on those numbers. They can reach us on the web, they can reach us on [00:32:00] our social. You can find me. All right. Thank you so much.

Thank you guys. 

That's going to do it for us on this episode of Deeds of Trust. A huge thanks to our guests and listeners. Make sure to like, listen, and share. We'd love to hear from you, so reach out to us. Drop us a line.